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, FILE#14-3664 May 15,2014 Page 5 of 7 (12) Not cause excessive non-residential traffic on residential streets,parking needs that cause a demonstrable inconvenience to adjoining properties, traffic congestion, or unsafe access; (13) Designed to take into account the natural, scenic, and historic features of the area and to minimize environmental impact; (14) All exterior lighting shall be so directed so as not to cast glare toward or onto the public right-of-way or neighboring residential uses or districts; and (15) Not detrimental to the public health,public safety, or general welfare. With regard to this application, items 2, 6, 7, 8, 9, 12, and 13 are generally applicable. Additionally the conditions listed within 78-1286 relating to land alterations, grading and filling will be incorporated into formal approvals, if any, for this property. Re: Item 2. The proposed retaining walls and grading improvements are residential in nature and are compliant with the zoning code. Re: Items 6-7-8. T'hese criteria essentially ask whether the proposed improvements are appropriate and in character with the surrounding land and neighborhood. Staff believes the proposed new residence partially within the 75-foot setback area will have little impact on surrounding lands. Drainage patterns for runoff leaving the site will be altered with the intent to significantly improve them. Re: Item 9. This standard requires that the grading activity must not substantially impair the use and enjoyment of the property in the area or have an adverse impact on the property values in the area when compared to the impairment or impact of generally permitted uses. The proposed use of the property for a residence, coupled with the changes in use of the lower garage area, will result in minimal impacts to the use and enjoyment of adjacent properties. However, as noted by the City Engineer in his comments (Exhibit I), retaining wa11 designs around the lower garage area must be submitted and approved. Safety of this parking area must also be addressed by adding positive barriers above the wa11s where required. Re: Item 12. This standard requires that the grading activity and its results will not cause excessive non-residential traffic on residential streets, parking needs that cause a demonstrable inconvenience to adjoining properties, traffic congestion, or unsafe access. While the proposed grading is not excessive and will not be time-consuming, a neighboring property owner has indicated that access of construction equipment and vehicles from the rear easement driveway area has the potential to disrupt the condition and functionality of that driveway for other users. Applicants and their contractors will need to be vigilant in ensuring construction activity does not impair other driveway and Crystal Bay Road users, and that any damage is repaired. Re: Item 13. This standard requires that the grading be designed to take into account the natural, scenic, and historic features of the azea and to minimize environmental impact. The proposed grading on this lot is minimal and as a result will have minimal if any environmental impacts.